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The application forms the curtilage of Bradda Mooar, Bradda Road, Port Erin which is a traditional two storey property (Manx farmhouse vernacular), which is located on the northern side of the Bradda Road.
The application seeks approval for the alterations and extensions to dwelling.
One aspect of the proposal is a two storey extension to the southwest elevation of the property. The extension would have a width of 4.1 metres, a depth of 7.8 metres and a ridge height of 6.7 metres. The proposal would be setback 0.5 metres from the front elevation and consequently would have a ridge height 0.3 metre below the existing ridgeline (7 metres) of the dwellinghouse.
The second aspect of the proposal is the erection of a single storey extension to the rear of the property. This would replace an existing shed. The proposal would have a width of 2.9 metres, a depth of 2.5 metres and a maximum roof height of 3.6 metres.
The application site is within an area recognised as being an area of "Residential Use", under the Port Erin Local Plan Order 1990 and the Modified Draft Area Plan for the South. The site is not within a Conservation Area, nor is it proposed to be within a Conservation Area under the Modified Draft Area Plan.
Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:-
Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
Port Erin Commissioners had no objection, but made the following comment:-
"Concern was expressed however over the condition of the gas main and request the maximum weight limit of vehicle permitted on Tower Road is strictly enforced. The Commissioners also concurred with the concerns expressed by the neighbouring property owner of Heather Cottage concerning land stability and request that the site works are strictly and rigorously monitored by Building Control."
Highways Division:- "Do not oppose has no adverse traffic management, parking or road safety implications."
The owners/occupiers of Heather Cottage, Bradda Road, Port Erin do not object to the proposal but make the following comments which can be summarised as; concerns of the stability of the boundary wall between the two properties which could be affect by the proposed single storey extension; structural concerns of southeast part of site due to previous excavation (JCB) in 1998 which resulted in damage to Heather cottage; and concerns of the stability and safety of the cast iron gas main which runs up Tower Road from its junction with Bradda Road which recently leaked gas into Heather Cottage, a weight restriction should be implement on vehicles delivering materials and removing spoils from the site.
ASSESSMENT There are two issues to consider; firstly what potential impacts would the proposal have upon the neighbouring properties, namely Heather Cottage to the east and Tower Cottage to the west. Secondary, what impact would the proposals have upon the visual amenities of the street scene.
The main issues to consider when determining the potential impact upon neighbouring residential amenities are the potential for loss of light, overlooking resulting in a loss of privacy and/or having an overbearing impact upon the outlook.
Heather Cottage is located to the east of the existing property, with a minimum gap between the two properties of approximately 1.5 metres. The two storey aspect of the proposal would have little or no impact given it would be erected to the western (side) elevation of the property.
The single storey lean to extension replaces an existing attached shed. Whilst the proposed would have a larger footprint and tall in height, it is a modest extension which in terms of impact would have little upon the amenities of the occupants of Heather Cottage. The occupants have no objection to the proposal.
Concerns the occupants of Heather Cottage have is regarding structural concerns the proposal may have upon the boundary wall between the two properties. Whilst these are valid concerns to have and understandable, these issue would be considered by a Building Control Regulations Application which would be need to be submitted.
Regarding weight limits on roads and planning conditions to restrict heavy vehicles (as suggests by the occupants of Heather Cottage), the Planning Authority does not control weight limits on roads and attaching such conditions would be unenforceable (would require a member of staff to monitor vehicles coming to the site at all times during construction).
These requests are due to concerns of the integrity of the gas main; these concerns should be raised with the relevant body that are responsible for upkeep the gas pipeline network.
Turning to the potential impacts upon Tower Cottage, this neighbouring property is located to the west approximately 40 metres away. Due to this and due to the contours of the land and landscaping between the two properties, it is considered the proposal would not have significant impacts upon the residential amenities of the occupants of Tower Cottage to warrant a refusal.
The next issue to consider is the visual appearance of the proposals. The site is on a hillside and therefore in a prominent position, especially from distance views. Also, due to the topography of the land, the dwelling is raised above Bradda Road which increases the appearance of the property. Given these reasons it is perhaps even more import to ensure any development on this site respects the character and quality of the existing property, albeit the existing is in need of renovation/repair.
The two storey extension would follow the design lines and style of the existing traditional property, especially the front elevation (most apparent from public views). The proposal being setback from
the front elevation, in turn results in a roof ridge lower than the ridge of the existing dwelling. This would make the extension appear subordinate to the existing and original dwelling house and not be a dominating feature, detrimental to the existing property.
The window fenestration proposed and external finishes also helps the extension to be in keeping with the existing dwelling.
Overall, it is considered the design, proportion and form of the proposals would result in an acceptable and appropriate form of development, in keeping with the existing prominent dwelling and the street scene.
Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The owners/occupiers of Heather Cottage, Bradda Road, Port Erin
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 22.09.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the alterations and extensions to dwelling as proposed in the submitted documents and drawings AT 1116.1, AT 1116.2, AT 1116.3 and AT 1116.4 all received on 11th August 2011.
C 3. The external finishes of the extension must match those of the existing building in all respects.
C 4.
The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 27/9/11
Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : Jennifer Chance Development Control Manager
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